Detached house in Rua da Boca da Alagoa, Salgados, Guia
Detached house in Rua da Boca da Alagoa, Salgados, Guia — image 2Detached house in Rua da Boca da Alagoa, Salgados, Guia — image 3Detached house in Rua da Boca da Alagoa, Salgados, Guia — image 4Detached house in Rua da Boca da Alagoa, Salgados, Guia — image 5
Grade Bvillamid-range

Detached house in Rua da Boca da Alagoa, Salgados, Guia

Albufeira · Central Algarve ·

€1.4M

Asking Price (EUR)

4.3%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.6%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €104,629/yr
Average Daily Rate: €569
Payback Period: 16.5 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.2M
Brixfox Score: 64.8 / 100
Comparable Properties: 10
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€1.6M

+12.6% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€105,000
IS — Stamp duty (0.8%)€11,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€21,000
Total acquisition costs€138,450
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.6M

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.6%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 4
Bathrooms: 3
Building: 400 m²
Style: contemporary
Condition: excellent
Year Built: 2009
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

horizontal wooden slat facade accentsminimalist landscaping with olive trees

Score Breakdown

ROI
17.12
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.03
Payback Speed
2
STR Suitability
3

Description

House T4 for sale.

Location

📍 37.0934°N, 8.3202°W

· Albufeira, Algarve, Portugal

View on RE/MAX Albufeira Smart →Also on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

Detached house in Rua da Boca da Alagoa, Salgados, Guia

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
400 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$345K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$6,430/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.7 yr
Rental only

Property details

Year built: 2009
Energy: C
Condition: excellent

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$835/night
50% ($384)Brixfox estimate($835/night)200% ($1537)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$77,156
Airbnb data$835/night · 50% occupancy
Rental income
$835/night · 50% occ.
$153,498
Running costs (20%)
Utilities, cleaning, maintenance
-$30,700
Income tax (10%)
Indonesian rental income tax
-$42,979
Property tax
Annual property tax
-$2,663
Net income
5.1% ROI
$77,156

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,521,739
IMT (transfer tax, investment schedule)$114,130
Imposto de Selo (stamp duty)$12,174
Notary & registration$1,359
Legal / due diligence$22,826
Total acquisition costs$150,489
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,710,870

Gross yield (asking)

10.1%

True gross yield (all-in)

9.0%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$9.1M$6.8M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
Capital appreciation
Property value growing at +4%/yr based on Albufeira market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.7M
+22%
Rental Income
+$377K
Total Position
$2.1M
+49%
8.2%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$814K
Total Position
$2.9M
+106%
7.5%/yr
Year 20
Capital Value
$3.1M
+119%
Rental Income
+$1.9M
Total Position
$5.0M
+255%
6.5%/yr
Year 30
Capital Value
$4.5M
+224%
Rental Income
+$3.4M
Total Position
$7.9M
+466%
5.9%/yr

Location

Albufeira

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.1% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$768 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $768 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.1%
$5,175/mo
40% occ.
5.5%
$6,954/mo
50% occ.
6.9%
$8,732/mo
current
60% occ.
8.3%
$10,511/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.